How Long Does a Reroof Last?

One of the most common questions professionals in the roofing industry receive is regarding the longevity of a reroof.

One of the most common questions professionals in the roofing industry receive is regarding the longevity of a reroof. While this question may seem simple, it depends on many factors.

Most roofs last an average of 15 years, though some can last up to half a century or more. A roof's lifespan depends on the roofing material, the skill of the roofer, and the quality of the materials used to build it.

This article will explore these materials, providing a clearer idea of how long a roof can be expected to last.

Asphalt Shingles – Service Life of 15-30 Years

Most homes in America use asphalt shingles, making it the most commonly used roofing material. One reason for this is their affordability. At around $80 per square, almost any homeowner can afford them. Higher-end shingles are more expensive but come with a 25-year warranty.

Asphalt shingles are made from various materials, including cement fibers and organic materials. The shingles provide a strong barrier against wind, rain, and UV rays. They often feature a layer of black asphalt on one side, which becomes sticky when the sun is hot, sealing it in place. This watertight seal is imperative to its long life.

Architectural Shingles – Last 25-30 Years

These premium shingles are more expensive than regular shingles, costing around $250 to $400 per square. They are denser, thicker, more durable, and look more attractive.

Homeowners can choose from various styles that mimic expensive roofing materials like tile, wood, and slate. The warranties on these architectural shingles vary, with the best ones offering a 30-year warranty.

Wood Shingle Roofs – Last Up to 30 Years

Wood shingle roofs can last a long time if maintained properly. Made from cedarwood and called "shakes," they are inset and rot-resistant. Wood shingles look exquisite on any type and size of roof and weather over time to a silvery gray color, which suits cottage-style and Tudor homes.

However, because wood shingles are a natural product, it is common to find warped or split shingles. Inspecting a wood shingle roof each year and replacing split shingles is necessary. If under warranty, the manufacturer should replace them at no charge.

Clay Tiles – Life of 50+ Years

Clay tiles are among the most durable options, available in a selection of earthy colors. Known for their conservative terracotta tones popular in the southwestern US, clay tiles cost around $600-$800 per square. They are cost-effective in the long term since they rarely need replacement. The tiles are low maintenance, extremely durable, and have substantial 30-year warranties. Clay tiles are ideal for those intending to live in the same home for at least 30 years.

Metal Roofs – Last Up to 70 Years

Metal roofing is extremely durable and comparable to clay roofing. The starting price for metal roofs is lower, at around $115 per square for aluminum seam panels. High-end options can cost $900 per square for stone-coated solid steel tiles or standing seam copper panels.

The durability of metal roofing depends on the thickness of the metal. Thicker gauges last longer. The 26 and 29-gauge options can last up to 25 years with proper care, while the 24-gauge options can last up to 50 years. Most manufacturers offer a 20-year warranty, and some provide a lifetime warranty depending on the metal used.

Slate Tiles – Last 100+ Years

Slate, a natural stone scientifically referred to as metamorphic rock, has a fine-grained appearance due to thousands of years of pressure. Prices for slate tiles range from $600 to $1500 per square. Slate roofs are extremely durable and can absorb immense damage without breaking, with the only significant threat being a large tornado. Slate tile manufacturers offer extensive warranties from 50+ years to a hundred years. If a tile breaks, replacement is easy.

The biggest drawbacks of slate tiles are their expense and weight. A standard roofing frame will not suffice, so the roof needs reinforcement before installing the slate.

Conclusion

The longevity of a reroof depends on the material. The more durable the material, the longer it will last. Annual maintenance can extend the life of any roof, including one made from cedar wood.